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Home My WebLink About1986 08-14 PCP Planning Commission Information Sheet Application No. 86030 Applicant: S & G Associates Location: 69th Avenue North, east of Earle Brown Farm Apartments Request: Site and Building Plan The applicant requests site and building plan approval to construct a three-storey, 24 unit apartment building on the vacant 1.52 acre parcel of land east of the Earle Brown Farm Apartments and south of 69th Avenue North. The land in question is zoned R5 and is bounded on the north by 69th Avenue North, on the east by the Humboldt Court Apartments, on the south by the Spec. 7 Industrial Building (TCR) , and on the west by the Earle Brown Farm Apartments. Apartment buildings two and one-half to three stories in height at a density of up to 16 units per acre are permitted uses in the R5 zoning district. Land/Density The parcel in question is 66,438 sq. ft. Two and one-half to three-storey apartments in the R5 zone are allowed at a density of one unit per 2,700 sq. ft. of land. Based on this requirement, 24.6 units are allowable on the property. The proposed 24 unit building, therefore, meets density limitations on this property. It should be noted that the plat (Tanami Addition) creating this parcel has not been released for filing at the County. The plat must be filed prior to issuance of buildings permits. Access/Parkin Access to the site is proposed via a 24' wide driveway off 69th Avenue North, 28' east of the west lot line. The City Engineer has advised that the radius of the curb opening be softened to a 25' radius. The plans do not indicate a measurement of the radius, but it is quite sharp. The parking requirement for multiple family dwellings is two spaces per unit. The plan shows 36 stalls outside and 12 stalls within a garage on the south end of the site for a total of 48 spaces as required. Parking is provided along the westerly and southerly portions of the site. One handicapped stall is designated. Two should be provided and any such stalls in the open lot should be properly signed. Landscaping/Screening The landscape plan provides screening of parking areas with a hedgerow of Alpine Current shrubs along the west side of the lot and around the southerly parking area. Some Redtwig Dogwood are also employed. A condition of the plat approval creating this lot was that a 10' easement be reserved along the west property line for greenstrip purposes to provide a visual break between this lot and the larger parking area to the west. The Zoning Ordinance requires one 6" diameter tree for the first 6 units and one for each 7 additional units up to 97 units (Section 35-410). Under this provision, the site in question is required to have four 6" diameter trees. The plan calls for four Marshall's Green Ash at 6" diameter. It also calls for four (4) Black Hills Spruce, six (6) Snowdrift Crab, 12 Amur Maple, and two (2) small Sugar Maple. The point total of all proposed plantings, based on the schedule reviewed previously by the Commission (attached) is 169.5 points. This seems to be an appropriate overall level though the number of shade trees is somewhat low. Grading/Drainage/Utilities U The grading plan shows contours at 2' intervals and is very rough. A fairly substantial berm (4') is indicated in the green area adjacent to 69th Avenue North. Catch basins are indicated in the northerly green area and at the southeast corner of the site. At some points on the site the grade would be 10% to 40%. Storm sewer 8-14-86 -1- Application No. 86030 continued lines are existing. In general, it appears that water would tend to be conveyed away from the building and into the storm sewer in a fairly rapid manner. Although this site is not subject to review by the Shingle Creek Watershed Commission, some modification of the grading plan may be necessary to reduce some slopes and storm sewer sizes. In addition, the plan shows no water service connection. The City Engineer recommends that two hydrants be provided on the property with an 8" connection to the City main in 69th Avenue North. The 5" diameter sanitary sewer line must be evaluated on the basis of the fixtures in the building. In general, the grading, drainage and utility plan is subject to considerable revision prior to issuance of permits. However, such revisions are not likely to affect the basic site plan and can be pursued under the standard administrative review called for in condition No. 2. (See City Engineer's memo dated August 8, 1986 for further details). Building Plan The proposed building plan calls for 11 one-bedroom units at 729 sq. ft. , 12 two- bedroom units at 906 sq. ft. and a one-bedroom handicapped unit at 729 sq. ft. (one handicapped unit is required by the Uniform Building Code). The main corridor on each floor is 5' 6" wide. The exterior of the building is predominantly face brick with stucco panels in the vertical wall spaces between the windows. Each unit would have a balcony or patio approximately 5' x 10' off the living room. The roof is a gabled roof. There is an entrance to the building on the east and west sides. The plan proposes a sidewalk between the westerly entrance and the parking lot. The easterly entrance would have only a concrete stoop. Staff strongly recommend that considerably more sidewalk be provided to connect both entrances with the full parking lot. The plan also provides elevations for the proposed garage on the south end of the property. The garage would be flat-roofed with brick exterior on the ends and wood frame on the sides (east and west) where openings would exist. A wood fascia is indicated around the top of the garage. The building and garage are thus quite similar to the Earle Brown Farm Apartments to the west. Lighting/Trash The plan shows four flood lights at the corners of the building and two at the northerly corners of the garage. The Housing Maintenance and Occupancy ordinance (Chapter 12) in Section 12-315 requires simply "effective illumination in all exterior parking lots and walkways." Staff have recommended the addition of one light standard on the westerly parking area of the site. Likewise, trash containers and enclosures must be indicated on the plan. Poorly planned trash containers can be a source of serious health and sanitation as well as visual complaints at apartment complexes. We recommend that the plans be amended to indicate appropriate lighting and trash enclosures prior to review by the City Council. Recommendation While there are some deficiencies in the plan, they are not so serious that the basic proposal is in doubt. We would recommend that approval be subject to at least the following conditions: 1 . Building plans are subject to review and approval by the Building Official with respect to applicable codes and the Housing Maintenance and Occupancy Ordinance prior to the issuance of permits. 8-14-86 -2- Application No. 86030 continued 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be apppropriately screened from view. 5. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 6. B612 curb and gutter shall be provided around all parking and driving areas. 7. The applicant shall submit an as-built utility survey of the property prior to release of the performance guarantee. 8. The plat creating the parcel for this development shall be filed at the County prior to the issuance of permits. 9. The plans shall be revised, prior to consideration by the City Council, in the following respects: a) Lighting provisions shall be indicated to provide effective illumination of all parking and walkway areas in accordannce with Sections 12-315 and 35-712 of the City ordinances. b) Location of trash containers and appropriate screening shall be indicated . c) Sidewalk shall be provided between all parking areas and building entrances at a minimum width of 41 . d) The radi and utility plan shall be revised to indicate g � a water service and other grades and utilities in accordance with the City Engineer's memo dated August 8, 1986. 10. On-site hydrant locations shall be in accordance with the recommendations of the Fire Marshal. 11. Outdoor handicapped parking spaces shall be signed in accordance with the handicapped code. 8-14-86 -3- 1 1